A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

40 Gerona Circuit

Sold 26 May 2026 · 0.38 km away

Sold for

$1,410,000

Adjusted to this home

$1,425,441

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Pool	this home 0 · comparable 1	−$64,000
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1123 · comparable 0.0943	+$20,304
Land size	this home 469 m² · comparable 400 m²	+$16,726
Floor area	this home 173 m² · comparable 188 m²	−$15,000
Distance to beach	this home 4.89 km · comparable 5.03 km	+$2,606
Year built	this home 2002 · comparable 2003	−$1,595
Net adjustment		+$15,441

A further 10 factors were compared and found the same on both properties, so no money moved.

41 Gerona Circuit

Sold 26 May 2026 · 0.39 km away

Sold for

$1,410,000

Adjusted to this home

$1,474,236

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Condition	this home 8 · comparable 7	+$56,400
Micro-location	this home 0.1123 · comparable 0.0822	+$33,953
Land size	this home 469 m² · comparable 586 m²	−$28,361
Distance to beach	this home 4.89 km · comparable 5.15 km	+$4,839
Year built	this home 2002 · comparable 2003	−$1,595
Floor area	this home 173 m² · comparable 174 m²	−$1,000
Net adjustment		+$64,236

A further 11 factors were compared and found the same on both properties, so no money moved.

11 Grenada Court

Sold 12 June 2026 · 0.26 km away

Sold for

$1,350,000

Adjusted to this home

$1,454,226

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Floor area	this home 173 m² · comparable 118.7 m²	+$54,300
Land size	this home 469 m² · comparable 295 m²	+$42,178
Micro-location	this home 0.1123 · comparable 0.1321	−$21,384
Bedrooms	this home 4 · comparable 3	+$20,934
Cladding	this home 3 · comparable 2	+$12,475
Distance to beach	this home 4.89 km · comparable 4.65 km	−$4,277
Net adjustment		+$104,226

A further 11 factors were compared and found the same on both properties, so no money moved.

14 Windemere Crescent

Sold 10 March 2026 · 1.09 km away

Sold for

$1,350,000

Adjusted to this home

$1,441,171

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Water views	this home 0 · comparable 1	−$120,107
Micro-location	this home 0.1123 · comparable 0.0348	+$83,700
Condition	this home 8 · comparable 7	+$54,000
Floor area	this home 173 m² · comparable 123.36 m²	+$49,640
Bedrooms	this home 4 · comparable 3	+$20,934
Land size	this home 469 m² · comparable 400 m²	+$16,726
Distance to beach	this home 4.89 km · comparable 4.12 km	−$13,722
Net adjustment		+$91,171

A further 10 factors were compared and found the same on both properties, so no money moved.

16 South Bay Drive

Sold 9 July 2026 · 0.85 km away

Sold for

$1,250,000

Adjusted to this home

$1,249,194

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Water views	this home 0 · comparable 1	−$120,107
Micro-location	this home 0.1123 · comparable 0.0436	+$68,700
Land size	this home 469 m² · comparable 188 m²	+$68,114
Storeys	this home 1 · comparable 2	−$23,556
Bedrooms	this home 4 · comparable 3	+$20,934
Air conditioning	this home 0 · comparable 1	−$20,000
Floor area	this home 173 m² · comparable 156 m²	+$17,000
Distance to beach	this home 4.89 km · comparable 4.09 km	−$13,200
Cladding	this home 3 · comparable 2	+$12,475
Year built	this home 2002 · comparable 2009	−$11,166
Net adjustment		−$806

A further 7 factors were compared and found the same on both properties, so no money moved.

16 Marciana Crescent

Sold 31 July 2026 · 0.20 km away

Sold for

$1,225,000

Adjusted to this home

$1,380,116

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Condition	this home 8 · comparable 6	+$76,145
Land size	this home 469 m² · comparable 350 m²	+$22,413
Floor area	this home 173 m² · comparable 147 m²	+$20,202
Bedrooms	this home 4 · comparable 3	+$16,266
Cladding	this home 3 · comparable 2	+$9,693
Micro-location	this home 0.1123 · comparable 0.0998	+$9,518
Distance to beach	this home 4.89 km · comparable 4.96 km	+$879
Net adjustment		+$155,116

A further 10 factors were compared and found the same on both properties, so no money moved.

8 Morea Court

Sold 27 August 2026 · 1.15 km away

Sold for

$1,230,000

Adjusted to this home

$1,304,127

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Micro-location	this home 0.1123 · comparable 0.0312	+$79,802
Car spaces	this home 2 · comparable 4	−$64,000
Condition	this home 8 · comparable 7	+$49,200
Floor area	this home 173 m² · comparable 148.5 m²	+$24,500
Distance to beach	this home 4.89 km · comparable 3.93 km	−$16,000
Year built	this home 2002 · comparable 2001	+$1,595
Land size	this home 469 m² · comparable 473 m²	−$970
Net adjustment		+$74,127

A further 10 factors were compared and found the same on both properties, so no money moved.

13 Kodiak Drive

Sold 24 August 2026 · 0.05 km away

Sold for

$1,820,000

Adjusted to this home

$1,470,830

What we added and subtracted to make this sale comparable to 4 Kodiak Drive
Condition	this home 8 · comparable 9	−$109,200
Pool	this home 0 · comparable 1	−$64,000
Land size	this home 469 m² · comparable 640 m²	−$41,450
Car spaces	this home 2 · comparable 3	−$32,000
Floor area	this home 173 m² · comparable 202.99 m²	−$29,990
Bathrooms	this home 2 · comparable 3	−$26,958
Storeys	this home 1 · comparable 2	−$23,556
Micro-location	this home 0.1123 · comparable 0.1255	−$19,219
Year built	this home 2002 · comparable 2003	−$1,595
Distance to beach	this home 4.89 km · comparable 4.84 km	−$1,202
Net adjustment		−$349,170

A further 7 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Will Simpson, Fields Real Estate — Will SimpsonFields Real Estate

Your market update

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Kodiak Drive sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 4 Kodiak Drive over the past 18 months, compared it with Varsity Lakes’s wider market, and examined the indicators most likely to reveal what happens next.

Market intelligence

7 reports

Varsity Lakes

Should I Sell Now?

Absorption Rate: 2.2 months

Varsity Lakes

Is Now a Good Time to Buy?

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Crash Risk

12-Month Median Price (Varsity Lakes): $1,400,000 (90% CI $1,357,500–$1,445,000, n=130)

Varsity Lakes

Market Overview

12-Month Median Sale Price: $1,400,000 (90% CI $1,357,500 to $1,445,000; n=130)

Varsity Lakes

Houses vs Units

Asking Price Spread, Houses Vs Units: $521,294 ($1,442,508 houses vs $921,214 units, as at 2026-09-25)

Varsity Lakes

Market Direction

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

Varsity Lakes

Suburb Comparison

12-Month Median Price: $1,400,000 (90% CI $1,357,500 to $1,445,000, n=130)

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Reports for this address

Valuation Report

The full comparable-sales assessment for this home — the evidence, adjustment grid and reconciliation behind the range. The same report you can open above.

Property Positioning Report

The document we prepare before a home goes to market — valuation evidence, comparables and market position, with a cover prepared for this address.

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Market Update Report

The recent nearby sales adjusted to this home, weighed against the national headlines — the same report you can open above.

Why I built Fields

Will Simpson · 84 seconds

If you sold today

18 houses are already on the market in Varsity Lakes.

See the homes buyers can choose from — and the market your home would enter.

See houses for sale in Varsity Lakes →See the Varsity Lakes property market →

4 Kodiak Drive

Houses for sale nearby

New listings & latest sales

Where your competition sits

Your valuation

The 8 sales behind that range — and every adjustment

40 Gerona Circuit

41 Gerona Circuit

11 Grenada Court

14 Windemere Crescent

16 South Bay Drive

16 Marciana Crescent

8 Morea Court

13 Kodiak Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 4 Kodiak Drive sit?